I instructed a local solicitor for my conveyancing in Birch and Middleton today. Upon checking the terms of engagement I seewe are on the hook for costs even if our purchase aborts. Should I ditch them and select an on-line lawyer promising no move no charge conveyancing in Birch and Middleton?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to offset the transactions that fail to complete. Please beware that such schemes generally do not protect you from expenses for example Birch and Middleton conveyancing search costs.
My solicitor has identified a a problem with the lease for the property we are buying in Birch and Middleton. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our property lawyer says that he must check that the bank is content with this solution. Are we the client or is the bank?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
Is it the case that all Birch and Middleton conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be regulated by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
I have a mortgage with Aldermore for my property in Birch and Middleton. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
You must advise Aldermore in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel solicitor.
After much negotiation I have agreed a price on an apartment in Birch and Middleton. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £175. Soon after, the conveyancer contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Birch and Middleton for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Birch and Middleton conveyancing specialists.
My partner and I have AIP from Halifax who indicated we could borrow up to £218k. At what point do we need to appoint a lawyer for conveyancing? Birch and Middleton is where we plan to move to.
You can instruct a lawyer now so that the conveyancer can open the file so they can conduct their ID checks etc. If and when you wish them to start work they will seek a deposit normally approximately £225. That would generally be once you have the mortgage offer and survey report, however should you wish to expedite the process you can start the ball rolling sooner even though you may be risking some expense.